Help
What we can actually do for you
The rest of this site explains the process and measures the prices. This is the part where someone goes through it with you — from the first question about whether a budget is realistic, through to the keys and the registration that follows.
Most people who write to us have been reading listings for months and are no closer to knowing what any of it means. That is the normal starting point, not a late one.
The team
People who have done this many times before
A group of experienced professionals working across Israeli property and Israeli property law. The people we point you to are the ones we would use ourselves, every legal instruction is with a licensed Israeli lawyer acting for you, and we are paid nothing by any of them.
real estate experience
legal experience
every document explained
Where we help
Working out what is possible
- A realistic budget, in your currencyThe purchase price is the smallest part of the answer. We set out the tax, the professional fees, the transfer costs and the exchange exposure, so the number you plan around is the number you will actually need.
- Which areas fit what you wantNot a list of nice places — a shortlist matched to your budget, your commute, the schools you need and how Anglo you want the street to be.
- Buy now or waitAn honest read on the area you are looking at: what recorded prices have done, what is being built, and whether there is any reason to move quickly.
Checking what you have found
- Whether the price stands upYou or your agent find the apartment; we tell you what comparable stock on that street has actually been recorded at, per square metre, and whether the street has been rising, flat or falling.
- The block, not the brochureWhat the register holds against the building, the state of the shared areas, what the va'ad bayit costs, and what is planned for the plot next door.
- What a viewing has to captureYou appoint whoever goes — a surveyor, your agent, a relative. We give you the list of what must be filmed and asked about, including the questions about the building rather than the apartment.
The legal side
- An independent lawyer, acting for youWe point you to licensed Israeli property lawyers whose only client would be you — not the seller's, not the developer's, not the agent's suggestion. We take nothing for the introduction, from you or from them.
- Understanding what you are signingBefore your lawyer starts, we make sure you understand the shape of the contract, the payment milestones and where the commitment actually falls.
- Due diligence explained in EnglishWhat the register search turned up, what the planning position is, and what any of it means in practice.
Money and tax
- Who to talk to about a mortgageBrokers who handle non-resident and oleh files routinely, and a clear view of what a bank will and will not lend against. Again, no fee to us either way.
- Getting funds into IsraelWhat the receiving bank will ask for, how long it takes, and how to start early enough that nothing sits frozen at completion.
- Tax, before it is too late to planPurchase tax and the olim track, and where an accountant needs to be involved. Some of it can only be arranged before you sign.
Off-plan and new builds
- Checking the developerTrack record, delivery history on previous projects, and what is publicly known about the company you are about to pay.
- Securities and the payment scheduleWhat the guarantee covers, when each tranche releases, and how the index linkage will change what you actually pay.
- Specification and handoverWhat the technical spec commits them to against what the show apartment implies, and recording snags so the claim stands up later.
Renting, and after you buy
- Leases read before you signWhat the landlord can require, what the guarantees mean, and the clauses that catch people renting in Israel for the first time.
- Registration and titleGetting the property into your name, and what protects you in the years that can take on a new development.
- Setting the place upArnona, utilities, the va'ad, and management if you are not going to be living in it.
How it works
Write to us
One message saying roughly what you are trying to do and where you are in the process. No questionnaire.
A call
Half an hour on the phone or video at an hour that works in your time zone, to find out what you actually need.
A plan
What to do in what order, what it will cost, and which parts you can perfectly well do yourself.
Who to talk to
The lawyer, the broker, the accountant — the right ones for your situation, and we stay in the loop until it completes.
We are not the seller's agent and we are not an agent at all. This is not a licensed brokerage, it holds no listings, and no property is sold through it. We do not give legal advice ourselves — we put you in front of a licensed Israeli property lawyer who does, and whose duty is to you alone.
We are paid nothing by anyone we introduce you to, and nothing on any completion. No referral fee, no introduction fee, no success fee, no commission, from any agent, developer, bank, lawyer, surveyor, accountant or mortgage broker — ever. Where we point you to a professional we will tell you how we know them, and the answer to “what do you get out of this?” is nothing.
Start with one message, not a form
Tell us roughly what you are trying to do, the street or area if you have one, and where you are in the process. If the honest answer is that you should wait, rent first, or look somewhere other than the area you had in mind, that is what you will be told.
General information, not legal, tax or financial advice. Israeli thresholds, rates and procedures change — several changed within the last two years — and every transaction turns on its own documents. Take advice from an Israeli professional acting for you before acting on anything here.
This index publishes data and takes no money from anyone it writes about. No advertising, no paid placement, no sponsored entries, and no referral or introduction fee from any agent, developer, bank, lawyer, surveyor or mortgage broker named anywhere on this site. This is not a licensed brokerage, it holds no listings, and no property is sold through it. Nothing here is an offer or a valuation.
The index measures achieved prices in Tel Aviv. Pages covering other parts of the country describe process, entitlement and area character rather than prices, and no figure quoted in them should be read as an index measurement. Asking prices are not achieved prices.